Tour outlines proposed uses in Two Rivers area

Five members of the Flathead County Planning Board took advantage of a gorgeous afternoon on Friday to tour the largest landowner-proposed growth policy amendment in the valley's history.

Don Hines, Frank de Kort, Charles Lapp, Jeff Larsen and Cal Scott spent two hours viewing the Two Rivers amendment, which covers 1,836 acres north of Kalispell and Evergreen. They were joined by interim Planning Director Johna Morrison, together with Robin and Debbie Street and Erica Wirtala with Sands Surveying, representing the applicants.

The various properties included in the Two Rivers proposal are dotted across the central valley between U.S. 93 and U.S. 2, north of West Reserve Drive and south of Birch Grove Road.

Hines let the applicants know early on that he wanted as little commentary as possible, other than an explanation of what the requested land-use designation was for each site and what areas weren't included in the amendment.

Robin Street, whose grandparents homesteaded in the Two Rivers area in 1883, was a knowledgeable guide. He was born on a kitchen table in a house along Whitefish Stage Road, and still lives on his family's original homestead located just off Rose Crossing. He was intimately familiar with all of the property included in the amendment, as well as with the families who live there.

"I either farm all the ground we're looking at, or I have farmed it in the past," he said.

The planning board members offered few comments or questions of their own during the tour, preferring mostly to look and listen. They have a work session scheduled Jan. 24 when they will decide how to proceed with their review.

At some point in the next two months, they will hold a public hearing on the proposal before forwarding a recommendation to the county commissioners.

If approved, the Two Rivers amendment would change the land-use designation throughout the area from mostly agricultural to a broad mix of commercial, high-density residential (8+ units per acre), urban residential (3-8 units per acre), suburban residential (2 units per acre), rural residential (1 unit per acre), industrial and open space.

An exact breakdown regarding how many acres would be in each of the seven land-use categories identified in the Two Rivers amendment is unavailable.

However, based on information in the application and the accompanying maps, it's estimated that there would be 400 acres designated as commercial, 300 acres as high-density residential, 475 acres as urban residential, 150 acres as suburban residential, 172 acres as rural residential, about 115 acres as industrial, and about 200 acres as open space located mainly along the Whitefish River and in the Bonneville power line easement.

The application notes that all of the landowners involved in the proposal have different ideas and different timelines for developing their property.

The specific land-use designations requested for each area in the Two Rivers amendment include:

. David and Karie Filler - 22 acres on the east side of U.S. 93, immediately south of the Stillwater River bridge: Commercial, with an open space corridor along the river.

As with all of the "open" space areas included in the Two Rivers project, the corridor here would be undeveloped, but it wouldn't necessarily be open to public use. That would be determined by each property owner at some future point.

Many of properties listed here are also made up of multiple lots. The existing lot lines don't necessarily correspond with the land-use designations that are being proposed.

. Bauer Trust Land A - 45 acres west of U.S. 93 immediately north of the Foursquare Church: Commercial along the highway, backed by high-density residential, with an open space corridor adjacent to the Stillwater River.

. Bauer Trust Land B - 77 acres on the west side of Whitefish Stage Road, immediately north of the proposed Glacier Mall site and southeast of the Ponderosa Estates subdivision: Rural residential.

. Bauer Trust Land C - 40 acres at the southeast corner of the intersection of Whitefish Stage and Rose Crossing, directly east of Glacier Mall: The quarter-parcel right at the intersection would be commercial; the remainder would be high-density residential.

. George and Jamie Lenz - 5 acres on the west side of Whitefish Stage just north of Semitool: Commercial.

. Semitool - 126 acres along West Reserve west of Whitefish Stage Road: Industrial and commercial.

. Thompson Farms/Ray Thompson - 250 acres on the east side of Whitefish Stage between West Reserve and Rose Crossing.

The property is split by the Bonneville power lines. The portion south of the lines would be commercial. The Two Rivers application indicates that the property could be developed as an extended-stay hotel, restaurant and related service businesses, in part so that Semitool customers would have a place to stay during long-term visits to the manufacturing facility.

The area north of the power lines would be designated high-density and urban residential.

. Steven Street/Rainbow Farm - 25 acres west of Whitefish Stage just south of Tronstad Road: Commercial along Whitefish Stage backed by urban residential.

There are some low spots on this property so any development here would be contingent upon the extension of sewer infrastructure.

. Robin Street A - 158 acres immediately east of Rainbow Farm between Whitefish Stage Road and the Whitefish River.

Once sewer is available, the 120 acres nearest Whitefish Stage would be developed to urban residential densities. The remaining property would be suburban and rural residential, with an open space area next to the river.

. Robin Street B - 160 acres immediately east of the Thompson Farms property south of Rose Crossing and west of the Whitefish River: Urban residential on the western half, with rural residential to the east and an open space corridor along the river.

. Debbie Street - 10 acres on the south side of Rose Crossing immediately west of the Whitefish River: Urban residential, with about 5 acres of open space in the low-lying area adjacent to the river.

. Hutton Living Trust - 145 acres north of Rose Crossing between Pine Grove Lane and the Whitefish River: The bulk of the property would be designated urban residential, transitioning to suburban and rural residential to the east.

. Wyatt and Frances Olsen - 80 acres on the east side of the Whitefish River just north of Rose Crossing.

The property is split by the Bonneville power lines. The portion west of the lines would be designated suburban residential, with open space along the river; the area to the east would be urban residential.

. Tracht Trust - 148 acres west of U.S. 2 and south of Rose Crossing across from the Olsen property.

A commercial rectangle would be created near the intersection of U.S. 2 and Trumble Creek Road. Another 40 acres in the flood plain along the river would be open space. The remainder would be high-density residential; however, the application notes that the owners are thinking of adding a mini-storage business and that such businesses are permitted uses only in residential districts.

. Streich Family - 118 acres west of Trumble Creek Road and east of the Whitefish River.

The area would be designated urban residential along Trumble Creek, with suburban residential and open space along the river.

. Tim Birk A - 146 acres between U.S. 2 and Trumble Creek Road just southwest of where the Bonneville power lines intersect the highway: Commercial along the highway, with urban residential along Trumble Creek.

. Tim Birk A - 25 acres along West Reserve west of Scenic Drive: High-density residential.

. Jump Family - 94 acres on both sides of U.S. 2 near the intersection with Reserve Drive: Commercial.

. Frank Weimar and David and Rose Ployhar - 143 acres north and east of the Jump property east of U.S. 2 and south of Rose Crossing: Industrial next to the railroad tracks, backed by high-density residential and open space along a spring creek.

Reporter Bill Spence may be reached at 758-4459 or by e-mail at bspence@dailyinterlake.com